4 years ago

master plan amendment #2012-0001 - City of Alexandria

master plan amendment #2012-0001 - City of Alexandria

DSUP # 2011-0031 Carlyle

DSUP # 2011-0031 Carlyle Plaza Two EESAP and in reality, functions as one connected block, the applicant has proposed merging Blocks 26A, 26B, and 28 to form a new Block 32. As proposed, Figure 4-10 will be updated to delete Blocks 26A, 26B, and 28 and create Block 32 which cites the sum of floor area for all three blocks. This will allow the floor area to be shifted within the block to one of the three building locations without requiring a master plan amendment. To ensure each building is consistent with the intent of the conceptual plan, design guidelines have been developed and are referenced in the footnotes of Figure 4-10 to direct the future design of these buildings (more details about the Design Guidelines are provided in the following section). Hotel Option The applicant has also requested an amendment that would allow up to 125,000 sf of the office floor area to be converted to hotel floor area if they decide to pursue a hotel component in the development. No additional floor area would be created by this action. The hotel option would only be included in the northern residential building, as depicted in the Design Guidelines. This amendment allows the flexibility to add this use to the development if determined to be a desirable element. The EESAP allows for changes to the primary use of each building as long as the overall 50/50 balance of office and residential is maintained and the change is consistent with the principles and intent of the Plan. The Plan does not specifically speak to changing office to hotel, but staff believes this request is still consistent with the Plan. First, the Plan did allow for hotels in the western and northern portions of the planning area (Holiday Inn-Block 1 and Marriott-Block 16). A hotel as part of this development would expand this use to the eastern portion of the planning area, creating a truly mixed-use development. Second, the hotel would only be a component of the overall residential building. The Westin and Jamieson Condos building in Carlyle is a successful example of how this dual use building could function. Third, the traffic and parking impacts from a hotel are much less than an office building since many of the patrons will not have cars. Finally, depending on the future user of the office building, a hotel may be a great amenity to attract a tenant that brings additional visitors to the City. Height As part of this amendment, the applicant has also requested that the maximum height for this new block be increased to 375 feet. The original Plan called for maximum heights of 200 feet for the office buildings and 100 feet for the residential buildings. This is a significant change from the original Plan and warrants careful review and consideration. Although the maximum height for the entire block would be listed at 375 feet, in reality only one of the four potential towers could be this tall. The proposed Design Guidelines require a variety of heights, which would be employed through a requirement that the minimum height differential between the tallest and shortest buildings be at least 60 feet. In addition, since no additional floor area will be added, the maximum floor area for the block will also limit height. In preliminary massing schemes, the applicant explored two options. In both schemes the tallest office building was approximately 320 feet. The difference comes from the two residential buildings. In one option, the northern residential building is taller at 355 feet and the southern building is 225 feet. 12

DSUP # 2011-0031 Carlyle Plaza Two In the second option, the height is flipped so the northern building is 235 feet and the southern building is 360 feet. These are just two possible development scenarios, but they give an idea of what the future configuration and heights could be. There are a number of reasons why the increased height limit is appropriate for this development. First, the Plan assumed taller buildings along Eisenhower Avenue and near the Capital Beltway and there are several tall buildings already constructed or proposed, including the proposed Hoffman Blocks 11 and 12 towers at 370 feet, 340 feet, and 280 feet and the constructed Mill Race residential building at 250 feet. Second, there are no low-density, single family neighborhoods nearby that would be negatively impacted by the additional height. Third, the site’s location within the ½ mile radius of two metro stations and adjacent to the Capital Beltway makes it a good location for higher density and taller, more visible buildings. Finally, the additional height will create a more interesting skyline through the variety of heights along Eisenhower Avenue. Perhaps the most significant reason for allowing the increased height is the amount of open space that will be created by this development. A typical development built per the original Plan would have required some open space within each block, in addition to the public open space created by the streetscape improvements. But in order to maximize the developable floor area within the height limit, most of the block would be occupied by the building. With this development, since the open space is a key component in making this design successful, the building footprints need to be smaller to leave room for the open space. By creating smaller footprints, the height is increased in order to build to the same density. The trade-off for the taller buildings is the addition of over 5 acres of connected open space within an urban area. B. Review Process and Design Guidelines for the Future Buildings If approved, this DSUP will establish the design of the garage, open space, and infrastructure for the site, while reserving locations for future buildings. As part of this application, the applicant has requested that the Carlyle/Eisenhower East Design Review Board (DRB) be authorized to approve the final design of the buildings instead of requiring separate DSUP approval. This is similar to the process that was established for the entire Carlyle development and, more recently, for the future Alexandria Renew administration building on Block 29. Staff and the DRB are comfortable with this proposed process given that the building parameters, including maximum footprint and height requirements, will be set by this DSUP approval and the next phases will be primarily focused on the architecture. In order to establish some certainty as to what that future design may be, design guidelines are included as part of this development application. The applicant’s design team worked extensively with staff and the DRB to refine the guidelines to a point where staff believes that these guidelines will provide the necessary direction that will result in a high quality level of design for the future buildings. The Design Guidelines include the following: A summary of the goals and principles for the development. A description of the concept plan, including identification of uses and publicly accessible open space areas. 13

Appendix 1: Amendments to Christchurch City Council's District Plan
Master Plan Amendment - Manalapan Township
Fire Master Plan - City of Oshawa
Bicycle Master Plan - City of Manteca
Airport Master Plan 2012 - City of Waterville
Approved Master Plan & Sectional Map Amendment
Western Peninsula Master Plan - 2012 (38.77MB) - City of Fort Pierce
Waterfront Master Plan Preliminary Directions and ... - City of Oshawa
CITY CENTRE MASTER PLAN - Shire of Roebourne - The Western ...
Environmental Action Plan 2030 - City of Alexandria
2010 2011 Action Plan Substantial Amendment - City of Las Vegas
Bay Vista Subarea Plan Draft - September 2012 - City of Bremerton
Dream Park Master Plan - City of Greenville
Saint Albans Downtown Master Plan Report - City of Saint Albans
Facilities Master Plan - 2012 - Chesapeake College
2012 Downtown Urbana Plan - City of Urbana
Master Plan Refresh (2012) - Casper College
Neighborhood Improvement Plan Amendment - Strong ...
Downtown Creative Cluster Master Plan - City of St. Catharines
City of Key West 2012 Stormwater Master Plan -
first street specific plan design guidelines 2012 - City of Tustin
2010 CSO Reduction Plan Amendment - City of Seattle